Hey all,I’m a private money lender and a hard money broker and I’m interested in hearing from anyone who’s gone through cash-out refinancing.

I do all of the work except for contract review by broker and they pay for the pm software and overhead of having a physical location for the brokerage (although rents collected and owner payments are all done online).

Currently have a 24 year tenant, who has agreed to a new 3 year extension, where they take care of all utilitites, lawn service, snow removal and minor maintenance up to $400. 

And I know cashflow isn't everything in the beginning an can come with time, but I don't want to acquire a bunch of properties where I'm only going to net 100 / mo after PITI, because with those margins all it takes is one repair to wipe everything. 

I was going to draft up one contract with each LLC as a separate "Owner" with the authorized representative for all, the actual owner, to sign the one contract for all legal entities, but they didn't like this and want to keep all documents separate.I gave them a VERY competitive price quote based on the total portfolio as 1 account with the total number of units.

All the soft costs plus impact taxes. 

It seems like all sides are trying to hoodwink you.

NAR’s numbers show a healthy bump in inventory—a 5.9% month-over-month increase and a 10.3% rise year-over-year, rounding out to about 1.07 million units up for grabs.Despite the bigger selection, buyers are still out in full force, pushing the median existing-home sales price up by 5.7% from last year to $384,500.

Would it be cheaper to buy supplies and pay contractor hourly or allow contractor to do it all and pay large lump sum ? 

Berkshire Guard was the most competitive for 5+ unit properties in my state (Ohio) until they weren't and now just sent out letters to all their clients saying they are no longer offering coverage here at all - 100% non-renewal of the book of business.